A ground-floor apartment in the old heart of Haarlem
This ground-floor apartment sits on the Kleine Houtstraat, a quiet road in the middle of the city, within the Heiliglanden neighbourhood of Haarlem's Oude Stad district. Built in 1880, it is a classic benedenwoning, a type of apartment that occupies the ground floor of a building. With a living area of 57 square metres according to the agent, the asking price of €375,000 is keen compared with the average asking price in the neighbourhood, which comes to €510,833. For context, apartments in Haarlem are listed at an average of €7,769 per square metre.
A compact home with two rooms
The apartment has two rooms in total, one bedroom and one bathroom, spread over a single floor. The total volume is 231 cubic metres. According to the agent, the home has double glazing and is heated by a central heating boiler. It is offered as full ownership, so there is no leasehold to consider. The agent lists the living area at 57 square metres, while the BAG registration records 55 square metres, a small difference between the two sources.
Life in Heiliglanden
Residents of the Oude Stad district, which includes this neighbourhood, give their living environment an average score of 8.1, based on eleven reviews. One resident says: "Beautiful neighbourhood...shops nearby, bus connections nearby", adding that it is "Cosy....lots of greenery, beautiful street lighting and great to be able to live here". Another resident, who has lived there since 1992, still finds it a beautiful neighbourhood, though they note that social contacts are decreasing. A third resident describes it as a lovely old part of the city, but mentions that cleaning and greenery could be better. The district is home to around 1,400 people, and a large share of households, 60 percent, consist of single people. For more on the area, see the Heiliglanden neighbourhood.
Daily life and getting around
For groceries, the Albert Heijn is just around the corner, with Ekoplaza, Vomar and Jumbo all within a five-minute walk. The nearest primary school, Veronica Jenaplanschool, is a couple of streets away, and the Stedelijk Gymnasium Haarlem for secondary education is a ten-minute walk. The GP practice Huisartsenpraktijk Kraaij en Ensink is just around the corner, and Apotheek Centraal Haarlem is even closer. Bus stops on the Kampersingel, served by lines 3, 80 and N80, are on your doorstep, and Haarlem train station is a ten-minute walk. The municipality of Haarlem offers all this within a compact, historic setting, as described on the municipality of Haarlem.
WOZ value and address data
The WOZ value, set by the municipality on 1 January 2025, is €415,000. The asking price of €375,000 is 10 percent below this value. Between 2020 and 2025, the WOZ value rose by 44 percent, from €289,000 to €415,000. As for the address, the noise level from road traffic is 50 dB Lden, which is above the standard, while railway and aircraft noise stay below it. The foundation risk indication for this area is elevated, partly because the building dates from before 1970 and the postcode area has a high share of pre-1970 properties. These are area-level indications from public data, not an inspection of this specific home. The climate risk for pluvial flooding is medium, and for heat stress it is also medium, with flood risk currently low and remaining low in 2050.
Source and agent
At the time of writing, the home is offered via two channels, including PUUR* Makelaars Heemstede and PUUR* Makelaars Haarlem on Funda.
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The WOZ value is set annually by the municipality with 1 January as its reference date, and therefore lags the market by about a year. It is an estimated market value, not a sale price.
Frequently asked questions
About Kleine Houtstraat 113, Haarlem
How does the asking price compare with the WOZ value?
The asking price of €375,000 is 10 percent below the WOZ value of €415,000, which was set on 1 January 2025. The WOZ value is the municipal valuation for tax purposes, not the current market value. The price is also 27 percent below the average asking price in the neighbourhood, which is €510,833.
What is the layout of this apartment?
According to the agent, the apartment has two rooms in total, with one bedroom and one bathroom, all on a single floor. The living area is listed at 57 square metres, while the BAG registration records 55 square metres. The total volume is 231 cubic metres. It is a ground-floor apartment, a benedenwoning, built in 1880.
What is the energy label and what does it mean for costs?
The energy label is C. This is a mid-range label, so you can expect moderate energy costs for heating and electricity. The agent also states that the home has double glazing, which helps with insulation. The exact monthly costs will depend on your usage and the energy prices at the time.
What is the foundation risk for this address?
The foundation risk indication for this area is elevated, according to public data from the KCAF and the Klimaateffectatlas. This is because the building dates from before 1970, and in this postcode area 74 percent of properties were built before that year. In the neighbourhood, 12 percent of properties have an elevated risk of paalrot. These are area-level indications, not an inspection of this specific home.
What are the noise levels like at this address?
The noise level from road traffic is 50 dB Lden, which is above the Dutch standard. Railway noise is 38 dB Lden and aircraft noise is 41 dB Lden, both below the standard. These figures come from the Atlas Leefomgeving for the year 2022 and 2023, and they are area-level indications, not measurements taken at the property itself.
Which supermarkets are nearby?
The nearest supermarket is Albert Heijn, about 300 metres away, which is a couple of streets from the apartment. Ekoplaza, Vomar and Jumbo are all within about 400 to 450 metres, so a five-minute walk. There are 47 supermarkets within five kilometres, so you have plenty of choice for daily groceries.
How far is the nearest school?
The nearest primary school is Veronica Jenaplanschool, about 350 metres away, which is a couple of streets from the apartment. The Dreefschool is about 550 metres away, and the Stedelijk Gymnasium Haarlem for secondary education is about 620 metres away, a ten-minute walk. There are 101 schools within five kilometres.
What public transport options are available?
The nearest bus stop is Haarlem, Kampersingel, about 100 metres away, served by lines 3, 80 and N80. Another stop, Haarlem, Frans Hals Museum, is about 120 metres away with line 3. Haarlem train station is about 1.3 kilometres away, a ten-minute walk, with regular train services.
What do residents say about living in this area?
Residents of the Oude Stad district, which includes this neighbourhood, give their living environment an average score of 8.1 out of 10, based on eleven reviews. One resident says it is a beautiful neighbourhood with shops and bus connections nearby, and lots of greenery. Another resident, who has lived there since 1992, still finds it beautiful but notes that social contacts are decreasing.
How has the WOZ value developed over the past five years?
Between 2020 and 2025, the WOZ value of this property rose by 44 percent, from €289,000 to €415,000. The value increased steadily each year, with the largest jump between 2022 and 2023, from €325,000 to €399,000. The reference date for the current value is 1 January 2025.
